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$2.7 Million Cost to Fix Hatboro Facilities

Architectural firm Thomas Comitta Associates Inc., as part of a facilities study, suggests that Hatboro make use of existing park space and reconfigure borough buildings.

Renovate, not replace. 

In a nutshell, that was the overall message that Thomas J. Comitta, president of West Chester-based town planners and landscape architect firm Thomas Comitta Associates Inc. recommended to the Hatboro Borough Council during Monday night's meeting. 

Comitta, who has worked in his profession for four decades and represented 115 municipalities, had been hired last year to carry out a facilities study of borough-owned buildings to determine how best to plan for the future. On Monday, he shared that $2.7 million worth of "adaptive reuse" fixes made more sense than previous plans to demolish and build anew.

In all, Comitta said he looked at borough hall, the adjacent borough hall annex where Victorian Village Italian Bistro and other shops are located, the Hatboro Police Department, the Public Works building, as well as borough parks. 

Public Works could expand to Eaton Park

"I was struck that there are some possibilities at Eaton Memorial Park that would actually free up and loosen up some of the overtaxed facilities," Comitta told the governing body, adding that the West Moreland Avenue park could house a Public Works annex in the space where tennis courts had previously been located. "Fortunately there’s plenty of elbow room in that location."

Comitta suggested building a 40 foot by 94 foot building to house vehicles and equipment. As a park "amenity," he recommended a 20 foot by 40 foot bandshell, or amphitheater, for park entertainment such as plays and concerts. 

Upgrades eyed for Hatboro Police Department

At the 50-year-old police station, Comitta recommended roughly $1.1 million of the $2.7 million total improvements. In all, Comitta suggested more than a dozen improvements and modifications including:

  • The entrance and exit to the building should be improved and the lanes widened 
  • Relocation of the building that used to house bicycle storage 
  • Relocation of the public works garage and facilities 
  • Additional parking 
  • Rearranging the existing entryway for prisoners to allow for secure and easily accessible entry
  • New offices and interview rooms
  • Additional file storage
  • Armory
  • Laboratory
  • Kennel for lost dogs
  • Lockers
  • Bike parking
  • Relocation of the borough's emergency management coordinator from borough hall  

Comitta told Patch after his presentation that he estimated the total facilities upgrades would carry a roughly 30-year life. 

"The building is structurally sound," he said of the police building.

If the police station were to be demolished and rebuilt, Comitta estimated it would cost a "daunting" $3 million to $5 million. And, most likely, officials would be faced with similar space constraints.

"They're not going to make the lot any bigger," Comitta said, adding that additional floors could be built, but would require elevators and likely a bigger price tag.

Council President John Zygmont said it was Comitta's willingness to seek options aside from just rebuilding that convinced the governing body to hire him.

"Three of the four (other firms interviewed) came in with pictures of new facilities right from the start," Zygmont said. 

Possible improvements to Borough Hall 

Comitta said he looked at what might be a "more graceful way" to enter the municipal building. Now, individuals can either park and enter on the side, following signs to their desired location, or park on the side and walk to the front of the building, up several steps and into the administration portion of borough hall. 

Comitta told Patch that one of his concepts involved signage being placed out front, directing individuals to enter at the side door. Once inside, Comitta said officials could "cut out windows" along the wall to the left to create a reception area of sorts. This too, would help direct people where they needed to go, he said. 

"It was all about the actual sequence," Comitta said. "What is the most user friendly way to use this building?"

Other improvements he suggested include:

  • Rearranging office space to maximize efficiency
  • Plan for a new second floor use with the relocation of district court
  • Adding a partition in the existing council meeting room so two smaller meetings could be held simultaneously

Suggested improvements to Public Works

Besides housing equipment and vehicles at Eaton Park, Comitta said he envisions the grass area in front of the existing public works building serving as an extension of the garage. A "cantilever space" could house second floor offices, he said.

Other suggested improvements include:

  • Additional indoor vehicle parking and equipment storage
  • Expanding restrooms and showers
  • Additional outdoor parking
  • Improved pedestrian access

"There are some good possibilities there," Comitta said. 

Next steps

The governing body took no action Monday night. Zygmont said the council would "hopefully" discuss Comitta's facilities suggestions during the March committee meeting.

Comitta told Patch that as part of his $20,000 contract with Hatboro, he provided conceptual drawings for all of the plans. 

"Council decides what's first or next," he said.

Should the council move forward, Comitta said Hatboro would need to hire a local architect - who works in Hatboro regularly and is familiar with its code - to put together construction documents. 

The $2.7 million cost for all of the work that Comitta suggested is based on 2013 values. That amount should be adjusted by 2 percent each year for inflation, he said. 

The cost does not account for the district court relocation, new furniture, or the expense of moving furniture, supplies and equipment, he said.

"We wouldn’t start tomorrow to build anything," Comitta said during the meeting. "But we would start tomorrow to get our ducks in line."

Applying for grants, once the council decides how best to move forward, would be a first step, he said.

After seeing other towns obtain bids for what he deemed the "Taj Mahal effect" - and eventually building nothing - Comitta said he opted for a more cost-effective approach.

"Why don’t we do it in the most practical way, the most achievable way?" Comitta asked. "A lot of municipalities have just been unable to implement their vision."

Jon Pizzo February 26, 2013 at 03:15 AM
Right idea, wrong plan. Slapping a building in the middle of what little park space we have left is a bad idea. They removed the tennis courts because they were dilapidated, replace them with something people will use. The amphitheater seems like a decent idea, local schools and Village Players can do Shakespeare in the Park type summer events. With all of the vacant property in the boro I don't see how stealing park space makes sense.
Randy Belfus February 26, 2013 at 12:30 PM
no room for a Skateboard Park?
Randy Belfus February 26, 2013 at 12:33 PM
agree with Jon........waste of last open space...add a small Skateboard Park instead..Kids need a safe place to play and a amphitheater like the old one that used to be behind Hatboro Pool that now gets flooded to easily
Randy Belfus February 26, 2013 at 12:34 PM
why now use to open space at Warminster Rd and Fulmor Ave to build this building..wouldn't be an eyesore down there
jenortip February 26, 2013 at 02:23 PM
Using the existing buildings and adding a second floor for offices and storage makes sense. Taking away open space from our parks for a new building will increase operating costs significantly, and detract from the natural setting in Eaton Park. Did this study include an estimate for increased revenues needed to support operations of the new facilities?
cluster coming February 26, 2013 at 05:16 PM
This council can't keep the website updated. Can they be trusted to take on a project like this?
Bill Godshall February 26, 2013 at 05:47 PM
Most of what has been presented sounds like the way to go but, not crazy about the Public Works building in the park. We need to take advantage of the limited park space we now have to better serve the Hatboro community. The Fulmor and Warminster Rd. location has my vote. The skateboard idea I know kids like it and, it actually might be safer than what is now being used but, sounds like a lot of broken kid parts.
Randy Belfus February 26, 2013 at 06:02 PM
Skateboarding has changed since my day...100 times safer and the insurance is 100 times cheaper.......tons of townships all around here and in all states are popping up like crazy..Roslyn just put one in..they are much much safer bowls and not as deep or steep........much safe then us skating in traffic public and private parking lots.. the one in Doylestown has been there for at least 12 years no problems at all and thats more old fashion and not as safe as the new ones
Randy Belfus February 26, 2013 at 06:06 PM
Mayor Eaton gave his life's blood to prevent Townhouse's on that parcel and save it as open space forever..he would roll over in his grave if they built there now....there are plenty of eco friendly and people friendly uses for that park at little expense
HatsToYou February 26, 2013 at 09:24 PM
It seems most folks are on board with the concept but not the location of the maintenance building in Eaton Park. The proposed location of the building in the park is ideal because of grading and location it has not been used for anything since the tennis courts had to be abandoned. What folks are missing is that the location at Fulmor and Warminstrer Roads is not Borough Property and would have to be purchased dramatically increasing the costs plus this location would not be near any place where the equipment would be used.. Since the new building will house mostly parks and recreation equipment it should be in a park where it can serve a dual purpose with the band stand attached. Upper Moreland houses its parks equipment in a park off Route 611 making it handy for parks use. Cost is the important factor,
HatsToYou February 26, 2013 at 09:43 PM
Please take a look at the picture in the article, the building would be landscaped, it only takes up a small unused portion of the park, already has electrical and water right into the sight and is located right where the equipment will be used in Eaton and Memorial Parks. Mayor Eaton secured the park to avoid Blair Mill Village expansion into the Borough not Townhouses.
Randy Belfus February 27, 2013 at 12:39 AM
humm good point has to be township property...and Yes Eaton did it to stop Blair Mill Village from crossing the creek and the slop is high enough not to flood......what about School property is that considered township property? Along the railroad tracks at Cricked billet is above the flood plane and lots of room or the fields on Spring Ave there is plenty of room and one spot is high enough it doesn't flood......have to look isn't their room on the present site where the old water tower used to be to build or expand it there? IS the old buildings walls 8 inch hollow block to weak and the foundation to weak to put on a 2nd story? Good point about Fulmor Ave, thought that was privately owned too bur for sale cheap
Randy Belfus February 27, 2013 at 01:05 AM
what about Millers Meadow on york rd....township owns it now good access to a main rd close to the township building...and the building looks small enough that it can still be used for the carnival and other events if built on the back south end on the lot. Running the utilities and water and sewer lines would not to be harsh and would eliminate the need for porta potties for the carnival
Randy Belfus February 27, 2013 at 01:11 AM
humm so little space to build only way now is to build higher in existing locations
Jon Pizzo February 27, 2013 at 01:50 AM
HatsToYou, I understand the idea, but the fact that nothing is being done with that area in the park doesn't offer up the space for a municipal building. That would add traffic to a park space. I have to imagine it would also, to some degree, give the feeling of trespassing on property rather than park enjoyment. I wholeheartedly agree that something should be done with the empty space, just don't think this building should be it. (This is not an invitation for people to litter Hatboro with 'No Muni Building in Eaton Park' signs either, what an eyesore those Wawa signs were)
Toni Kistner February 27, 2013 at 02:12 PM
The question is whether or not Hatboro Council will consider the Eaton Park location or not. It is at this point, only a recommendation by the group doing the study.
Mark Radcliff February 27, 2013 at 02:33 PM
Thats right Jon, Mayor Eaton envisioned a park like setting for entering Hatboro, not a garage with trucks and equipment on a parking lot. Don't take away the only park that actually gets used in the Boro.
Luvs Koalas February 28, 2013 at 05:26 PM
Eaton Park could use a larger parking lot. I do my power walking there sometimes and during the summer when the pool is open there have been occasions when I’ve had to go elsewhere because the parking lot was filled with the Hatboro Pool patrons. I know this for a fact because when I am able to park there during the summer, I have seen a lot of people either park there and cross the street to go to the pool or cross the street from the pool and get in their cars.

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